8102 Magnolia Dr · Jonesboro, GA 30238

$265,000

4 bd · 3.0 ba · 2,080 sqft · MultiFamily public records · 154 Days on market

Built 1982

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Livability +3.6/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Great investment opportunity in Jonesboro! 8102 Magnolia Dr is a well-maintained all-brick duplex on a large, level lot with driveway parking. Each unit offers 2 bedrooms and 1.5 bathrooms and is currently occupied by long-term tenants, providing immediate rental income. Updates include a new roof installed in 2023. Both units are equipped with a dishwasher, refrigerator, electric stove, washer, and dryer. Solid construction, stable tenancy, and a convenient location make this a strong addition to any rental portfolio. Do not disturb tenants; showings by appointment only.

Key facts

• Large level lot
• Driveway parking
• New roof

Tags

• LARGE LEVEL LOT
• DRIVEWAY PARKING
• NEW ROOF
• EQUIPPED WITH DISHWASHER
• EQUIPPED WITH REFRIGERATOR
• EQUIPPED WITH ELECTRIC STOVE

What this means for you Summary

Snapshot

• This is a 2 × 2.0-bed/1.5-bath units multifamily listed at $265k.

Deal economics

• At list price, monthly cash flow is $687 ($8k/yr) — positive. Per door: $344/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $233k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 5.0% in Jonesboro — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#63 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: crime C-, employment D, schools F.
• Clayton County (suburban): math 11% / reading 20% proficiency, ranked #155 of 174 in GA (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.1%/yr); 251 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).
• At $3,144/mo this rent would consume 61% of the median local household income ($62k/yr) (locally 1992% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Clayton County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $233,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.19% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.11%
• DSCR: 1.49
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.06% rent growth · sell at horizon

5-year hold

• IRR: -0.8%
• Equity multiple: 0.97×
• Total profit: $-2,098
• Equity at exit: $39,512

10-year hold

• IRR: 7.9%
• Equity multiple: 1.58×
• Total profit: $42,768
• Equity at exit: $22,912

Cash invested: $74,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 30238

• Home prices YoY: -33.3%
• Rents YoY: 2.1%
• Active inventory: 251
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $3,144 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$297 /mo · $3,558/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$660
• Net cashflow: $687

Break-even live

Break-even rent $2,274

Max offer price $265,000

Occupancy floor 73%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2.0	1.5	$3,144
Total (2 units)			$3,144

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8106 Wynfield Dr Jonesboro, GA	3.0	2.0	1935	$2,200	$1.14	24d	1	0.32mi
8337 Holly Dr Jonesboro, GA	4.0	1.5	1701	$1,950	$1.15	4d	1	0.49mi
100 Riverview Pl Jonesboro, GA	1.0–3.0	1.0–2.0	1153	$2,002	$1.74	1d	18	0.49mi
631 Sycamore Dr Jonesboro, GA	3.0	2.0	1568	$1,955	$1.25	1d	1	0.55mi
211 Dover Ct Jonesboro, GA	4.0	2.0	1900	$2,200	$1.16	43d	1	0.57mi
8420 Stonewall Jackson Dr Jonesboro, GA	5.0	2.0	1423	$1,595	$1.12	43d	1	0.71mi
7813 Newbury Dr Jonesboro, GA	4.0	2.5	2244	$2,235	$1.00	12d	1	0.73mi
673 Jeb Stuart Dr Jonesboro, GA	3.0	2.0	1455	$1,850	$1.27	43d	1	0.83mi
673 Jeb Stuart Dr Jonesboro, GA	3.0	2.0	1454	$1,800	$1.24	5d	1	0.83mi
7725 Newbury Dr Jonesboro, GA	4.0	2.5	1844	$1,800	$0.98	43d	1	0.89mi
976 5th Ave Jonesboro, GA	3.0	2.0	1496	$2,000	$1.34	5d	1	0.93mi
8147 Mountain Pass Riverdale, GA	3.0	2.0	1432	$1,960	$1.37	5d	1	1.01mi
216 Rivergate Ct Jonesboro, GA	5.0	2.5	1831	$2,395	$1.31	43d	1	1.15mi
7 Old Roundtree Rd Riverdale, GA	3.0	2.5	1620	$1,840	$1.14	10d	1	1.18mi
8226 Canyon Forge Dr Riverdale, GA	3.0	2.5	1512	$1,631	$1.08	12d	1	1.19mi
8194 Canyon Forge Dr Riverdale, GA	3.0	2.5	1488	$1,555	$1.05	4d	1	1.25mi
8195 Rhodes Way Riverdale, GA	3.0	2.0	1546	$2,090	$1.35	24d	1	1.30mi
8183 Rhodes Way Riverdale, GA	3.0	2.5	1650	$1,945	$1.18	19d	1	1.31mi
8774 Channing Dr Jonesboro, GA	4.0	2.0	1650	$1,499	$0.91	16d	1	1.37mi
218 Wallis St Jonesboro, GA	3.0	2.0	1464	$1,545	$1.06	24d	1	1.38mi
227 Avalon Way Riverdale, GA	4.0	2.0	1812	$2,091	$1.15	4d	1	1.41mi
8327 Glenwoods Ter Unit A Riverdale, GA	3.0	1.0	2079	$1,550	$0.75	24d	1	1.41mi
7773 Antebellum Ln Riverdale, GA	4.0	2.5	2140	$2,025	$0.95	5d	1	1.43mi
782 Dunaire Way Jonesboro, GA	3.0	1.5	1600	$1,385	$0.87	43d	1	1.44mi
69 Hager Dr Riverdale, GA	4.0	2.5	1960	$2,061	$1.05	5d	1	1.45mi

Listing history 15 events

1. 2026-06-18
   days on market $265,000 Active 154 DOM
2. 2026-06-17
   days on market $265,000 Active 153 DOM
3. 2026-06-16
   days on market $265,000 Active 152 DOM
4. 2026-06-15
   days on market $265,000 Active 151 DOM
5. 2026-06-13
   days on market $265,000 Active 149 DOM
6. 2026-06-09
   days on market $265,000 Active 145 DOM
7. 2026-06-08
   days on market $265,000 Active 144 DOM
8. 2026-06-07
   days on market $265,000 Active 143 DOM
9. 2026-06-04
   days on market $265,000 Active 140 DOM
10. 2026-06-03
    days on market $265,000 Active 139 DOM
11. 2026-06-02
    days on market $265,000 Active 138 DOM
12. 2026-06-01
    days on market $265,000 Active 137 DOM
13. 2026-05-31
    days on market $265,000 Active 136 DOM
14. 2026-01-15
    listed $265,000 New 578-char remark

    Show marketing remark (578 chars)

    Great investment opportunity in Jonesboro! 8102 Magnolia Dr is a well-maintained all-brick duplex on a large, level lot with driveway parking. Each unit offers 2 bedrooms and 1.5 bathrooms and is currently occupied by long-term tenants, providing immediate rental income. Updates include a new roof installed in 2023. Both units are equipped with a dishwasher, refrigerator, electric stove, washer, and dryer. Solid construction, stable tenancy, and a convenient location make this a strong addition to any rental portfolio. Do not disturb tenants; showings by appointment only.

15. 2026-01-15
    listed $265,000 Active 578-char remark

    Show marketing remark (578 chars)

    Great investment opportunity in Jonesboro! 8102 Magnolia Dr is a well-maintained all-brick duplex on a large, level lot with driveway parking. Each unit offers 2 bedrooms and 1.5 bathrooms and is currently occupied by long-term tenants, providing immediate rental income. Updates include a new roof installed in 2023. Both units are equipped with a dishwasher, refrigerator, electric stove, washer, and dryer. Solid construction, stable tenancy, and a convenient location make this a strong addition to any rental portfolio. Do not disturb tenants; showings by appointment only.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $3,558 · $297/mo
• Projected year-2 tax: $3,558 · $297/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,728
• − Mortgage interest: −$14,844
• − Property taxes: −$3,558
• − Insurance: −$1,325
• − Repairs & maintenance: −$3,018
• − Management: −$3,018
• − Depreciation: −$7,709
• Taxable income: $4,255
• Est. tax owed @ 24.0%: −$1,021
• After-tax cash flow: $7,224/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Clayton County
• NCES district ID: 1301230
• Math proficiency: 11% ▼ -13.00%
• Reading proficiency: 20% ▼ -9.00%
• Median HH income: $42,266
• Composite: 13.41/100
• National rank: #9527
• State rank: #155 of 174 in GA

Livability — Jonesboro

• Score: 72/100
• State rank: #63
• US rank: #6030

Category grades

Amenities C+ Commute F Cost of living A+ Crime C- Employment D Housing A- Health & safety C User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Clayton County · 230,153 people
• City population: 93,280
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 43,191
• Household income: $62,185
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 1992.0

Population outlook (Clayton County) Hauer SSP2

• Today (2025): 310,777 people
• By 2030: 329,762 · +6.1%
• By 2040: 368,052 · +18.4%
• By 2050: 401,196 · +29.1%
• By 2075: 472,488 · +52.0%
• By 2100: 500,446 · +61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (71%)
• Race & ethnicity: Black 71% Hispanic / Latino 17% White 7% Two or more races 7%
• Hispanic origin (detail): Mexican 13% Puerto Rican 2%
• Foreign-born: 11% · Canada, United Kingdom
• Languages at home: 83% English-only · Spanish 14% French/Haitian/Cajun 1%

Political lean MEDSL · Clayton

• 2024 margin: Solid D (+69.2) · D 84.3% · R 15.1%
• 2008→2024 swing: +2.8pp toward D · 2008: 66.4pp · 2024: 69.2pp
• All cycles: 2024: D+69.2 2020: D+70.9 2016: D+71.9 2012: D+70.1 2008: D+66.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -105.48%
• Current HPI: 211.6309
• Rent YoY: ▲ 2.06%
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

+0.0% since first listed

2 events — show timeline

• 2026-01-15 Listed $265,000 FMLS
• 2026-01-15 Listed $265,000 GAMLS

Property tax history

+3.3%/yr

Latest (2025): $3,558 · -1.8% YoY. Source: county tax records.